How do you assess a development opportunity?

GDB2222

Here's one for the experts!

I spotted a house for sale on a very large plot for £600k in a village. The house is nice in itself, but the key point is that it's set very well back on a plot of 1.25 acres. There's room to put 3 houses directly on the road frontage without disturbing the main house. In fact, looking at the map, you could cut and paste the 3 houses and plots on the opposite side of the road directly into the front garden without disturbing the main house.

There are not many sales in that village, but theres one property just gone SSTC on righmove for 'offers in region of £275k'. That's a 3-bedder of circa 1200 sq ft, needing some updating.

Assuming I can get 3 new houses of about that size on the road frontage, would it be reasonable to value the 3 plots as worth say £100k each, assuming I can get planning permission?

That would leave me with the main house and 2/3rds of an acre for £300k, which I would be very happy with.

How do I go about checking this out without coming clean to the sellers, and before committing myself to the purchase? The obvious first step is to speak to the planners, I guess. Any other tips, please?

sshaw101

I would call the planners and talk it through with them, as it may be likely that you would not get planning permission. Might be worth checking if any planning permissions have been applied for with this property in the past.

Doozergirl

You can speak to the planners, check it's within the confines of the village envelope etc but it's also a good idea to speak with a local architect who knows the planners. You might end up even needing a planning consultant to help you with something like that. Planners never commit themselves to anything and they certainly won't commit to anything around three houses from garden grabbing.

The only thing you can get from the planners is an outright 'no' because it contravenes something.

GDB2222

I spoke to the planners, and it contravenes planning policy, which designates this village as countryside and only permits new dwellings in 'settlement areas'.

"Policy SS 2
Development in the Countryside
In areas designated as Countryside development will be limited to that which requires a rural location and is for one or more of the following:
agriculture;
forestry;
the preservation of Listed Buildings;
the re-use and adaptation of buildings for appropriate purposes;
coastal and flood protection;
affordable housing in accordance with the Council’s ‘ rural exception site policy’;
the extension and replacement of dwellings;
extensions to existing businesses;
sites for Gypsies and Travellers and travelling showpeople;
new-build employment generating proposals where there is particular environmental
or operational justification;
community services and facilities meeting a proven local need;
new build community, commercial, business and residential development where it replaces that which is at risk from coastal erosion, in accordance with Policy EN 12 ‘ Relocation and
Replacement of Development Affected by Coastal Erosion Risk’ ;
development by statutory undertakers or public utility providers;
recreation and tourism;
renewable energy projects;
transport;
mineral extraction; and
waste management facilities
Proposals which do not accord with the above will not be permitted."

So, I think that is that.

GDB2222

Thank you to all who contributed, even the lodga.

Doozergirl

Well there you go. There's the outright 'no' then!

Next...

tanjatucker

GDB2222 wrote: »

I spoke to the planners, and it contravenes planning policy, which designates this village as countryside and only permits new dwellings in 'settlement areas'.

"Policy SS 2
Development in the Countryside
In areas designated as Countryside development will be limited to that which requires a rural location and is for one or more of the following:
agriculture;
forestry;
the preservation of Listed Buildings;
the re-use and adaptation of buildings for appropriate purposes;
coastal and flood protection;
affordable housing in accordance with the Council’s ‘ rural exception site policy’;
the extension and replacement of dwellings;
extensions to existing businesses;
sites for Gypsies and Travellers and travelling showpeople;
new-build employment generating proposals where there is particular environmental
or operational justification;
community services and facilities meeting a proven local need;
new build community, commercial, business and residential development where it replaces that which is at risk from coastal erosion, in accordance with Policy EN 12 ‘ Relocation and
Replacement of Development Affected by Coastal Erosion Risk’ ;
development by statutory undertakers or public utility providers;
recreation and tourism;
renewable energy projects;
transport;
mineral extraction; and
waste management facilities
Proposals which do not accord with the above will not be permitted."

So, I think that is that.

you could always pursue this option. You wouldn't get anywhere near the amount of money for the plots you were thinking (i.e. £100k), but if there is a need for affordable housing in this particular area the affordable housing team at the local authority may be interested in the plot nonetheless. Worth having a chat maybe?

GDB2222

Thanks, I had spotted that option. I'll let you know if I get anywhere with it, but I expect that it won't stack up financially. Holiday homes also crossed my mind.